AMLO Seizes Land and Buildings in a THB 287 Million Round, and Rejects Owners' Objections in Thirteen More Cases

AMLO's Latest Round Shows How Far Forfeiture Reaches Into Land #

What Did AMLO's Transaction Committee Order on 10 August? #

• How the Chen Zhi Case Reached Land and Buildings
• Why Thirteen Cases Are Now Headed for Forfeiture
• What This Means for Owners of High-Risk Property-Owning Companies
• The Better-than-Freehold™ Solution
• FAQ Section
• Related Terms
• Expert Guidance

How the Chen Zhi Case Reached Land and Buildings #

Chen Zhi, 38, founded Prince Group, a Cambodian conglomerate spanning financial and real estate businesses in over 30 countries. Sanctioned by the US, he was extradited to China in January 2026, awaiting trial.

The 10 August order adds 431 assets worth about THB 115 million, cash, gold, land with structures, digital assets, under order Y.169/2569.¹² Added to an earlier THB 345 million order (black case number ฟ 25/2569), the total passes THB 460 million.¹²

Neither source says how the land was held. This is a money-laundering and scam-network matter, not a nominee case. What it shows is that land with structures is seized on the same footing as cash and gold.

Why Thirteen Cases Are Now Headed for Forfeiture #

Thirteen cases, 376 assets, about THB 317 million: all referred for forfeiture, for the same reason each time.² Objections filed did not carry enough weight to show the property was unconnected to the offences.

The mechanism repays attention. AMLA forfeiture is civil, against the asset, run by the Anti-Money Laundering Office's Transaction Committee, distinct from a criminal case.³ It needs no criminal conviction, only that the claimant's evidence fell short. One involved 103 assets, about THB 84 million, from customs smuggling (Y.120/2569).² Four smaller cases went the other way, for victims.²

What This Means for Owners of High-Risk Property-Owning Companies #

None of the predicate offences in this batch, narcotics, fraud, gambling, categories aligned with FATF standards, describes an ordinary owner. But the mechanism, land reached, burden on the claimant, applies whenever the Transaction Committee looks at any property. Existing law already reaches nominee conduct hard: up to three years plus a THB 100,000 to 1,000,000 fine under Foreign Business Act section 37, reaching Thai nominee and foreign beneficiary, and enforcement pairs forced disposal by the Department of Lands with court-ordered dissolution.

The only answer to a seizure order is documentary proof of a legitimate beneficial interest, often the very paperwork evidencing the constraint being avoided. Divestment, eight to sixteen weeks and expected to fall under four as Better-than-Freehold™ grows, is best done before any order lands. A February 2025 Cabinet package would add nominee conduct as a predicate offence; December's dissolution stalled it, direction not deadline. For an alternative rather than an exit, choose a structure recorded on Department of Business Development and Land Department registers, not a side agreement no court must credit.

The Better-than-Freehold™ Solution #

Compliance comes first. Better-than-Freehold™ replaces undisclosed shareholding with four instruments registered at the Land Office: a lease, an option agreement, a first-charge mortgage, and a share pledge, held through Thailand Investor Network, a 100% Thai-owned property holding and management company with no foreign funding.

Security follows. The interest sits on the public register, so a holder need not reconstruct proof of ownership later. It is already on file.

The benefits complete the picture: financing to 50% loan-to-value (expected Q1 2027), resale by assignment of the trust interest, and succession without Thai probate.

FAQ Section #

Related Terms #

• Anti-Money Laundering Act Thailand - the statute behind the seizure and forfeiture powers
• Nominee Company Risks in Thailand - how these structures are identified and unwound
• Gatekeeper Liability in Thailand - who else can be exposed once flagged

Expert Guidance #

Immediate Action Required #

Establish now what documentation would prove a legitimate interest. Do not wait for a committee to name the case. Contact the Better-than-Freehold™ advisory team for a confidential compliance assessment.

Long-term Security Strategy #

Favour structures where the interest sits on the public register. A forfeiture court checks the register first, and owes nothing to what was never written down there.

Conclusion #

Two numbers matter more than the headline total. THB 115 million added to one case shows land with structures is not insulated from forfeiture. Thirteen cases moving to the state on weak objections show exactly where the burden sits. For an owner holding property through an undisclosed structure, that paperwork is worth having ready before any committee reaches their case.

References #

This article is provided for general information only and does not constitute legal, tax, or investment advice. Laws and enforcement practices change; obtain advice tailored to your situation before acting.